1401 Beacon St · Brookline, MA 02446

$28,000,000

None bd · None ba · 41,863 sqft · MultiFamily · 11 Days on market

Built 1929 0.33 ac lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +9.5/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Appreciation +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 65 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

The Regent is is a 65-unit apartment community at 1401 Beacon Street Built in 1929, the building has been well maintained and have seen several upgrades to common areas and apartment homes over the years. Notably current ownership has spent over $4.2m over the last 5 years on full elevator modernization (2026), roof replacement (2025), hot water boiler replacement (2025), building intercom replacement (2025), facade project (2024), courtyard landscaping (2024) and six new apartment renovations (2022). Please reach out directly for more information and/or to schedule a private showing.

Key facts

• Facade project
• Roof replacement
• 0.33 acre lot

Tags

• ELEVATOR MODERNIZATION
• ROOF REPLACEMENT
• HOT WATER BOILER REPLACEMENT
• BUILDING INTERCOM REPLACEMENT
• FACADE PROJECT
• COURTYARD LANDSCAPING

Property features AI

Finance

• Other: Total building area approximately 41,863 (including above- and below-grade finished area)
• HOA & community: Not a senior community

Exterior

• Parking: No open parking spaces reported
• Utilities: Public water; Public sewer
• Home design: 5+ unit multi-family building; 8-story building; Main entrance along Beacon Street
• Construction: Concrete perimeter foundation; Built in year reported by owner
• Exterior features: Level lot

Interior

• Interior features: Leased units present (at least two units are leased)

What this means for you Summary

Snapshot

• This is a 65 × 2-bed/?-bath units multifamily listed at $28.00M.

Deal economics

• At list price, monthly cash flow is $-19k ($-231k/yr) — negative. Per door: $-296/mo.
• To cash-flow at today's rent, offer at most $25.21M (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $22.06M (21.2% below list).
• Recommended offer: $22.06M (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.2% in Brookline — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#16 in MA, #704 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D+, cost of living F.
• Brookline (suburban): math 66% / reading 73% proficiency, ranked #29 of 302 in MA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Florida Ruffin Ridley School (math 57% / reading 68%, grade B, #143 of 938 statewide, top 15%, 851 students, 0% FRL); Brookline High (math 79% / reading 83%, grade A, #41 of 343 statewide, top 12%, 2,087 students, 0% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 86 active listings in the ZIP; high-income renter base; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).
• At $220,558/mo this rent would consume 2006% of the median local household income ($132k/yr) (locally 2348% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $194k of loan paydown is wiped out by about $389k of value loss. Plan a longer hold.
• Norfolk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,055,800 (21.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.39% appreciation · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.54×
• Total profit: $-3,587,287
• Equity at exit: $6,238,882

10-year hold

• IRR: -2.7%
• Equity multiple: 0.75×
• Total profit: $-1,926,818
• Equity at exit: $6,117,911

Cash invested: $7,840,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 02446

• Home prices YoY: -0.5%
• Rents YoY: 4.0%
• Active inventory: 86
• Price-to-rent: 687.6×

Monthly cashflow live

• Estimated rent: $220,558 high
• Mortgage (P&I): −$146,835
• Tax est. 1.5%: −$35,000 /mo · $420,000/yr
• Insurance: −$11,667
• HOA: −$0
• Vacancy / Maint / Mgmt: −$46,317
• Net cashflow: $-19,261

Break-even live

Break-even rent $244,939

Max offer price $25,212,919

Occupancy floor —

Sensitivity live

Price	-10% $89	-5% $-9,586	+0% $-19,261	+5% $-28,936	+10% $-38,611
Rent	-10% $-36,685	-5% $-27,973	+0% $-19,261	+5% $-10,549	+10% $-1,837
Rate	-1.0pp $-5,160	-0.5pp $-12,139	base $-19,261	+0.5pp $-26,516	+1.0pp $-33,898

65-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 65× units	2	—	$220,545
Total (65 units)			$220,558

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $7,000,000
• Closing costs: $840,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $28,000,000 Active 11 DOM
2. 2026-06-18
   days on market $28,000,000 Active 8 DOM
3. 2026-06-17
   days on market $28,000,000 Active 7 DOM
4. 2026-06-16
   days on market $28,000,000 Active 6 DOM
5. 2026-06-15
   statusdays on market $28,000,000 Active 5 DOM
6. 2026-06-13
   remarks 591-char remark
7. 2026-06-13
   listed $28,000,000 New 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $2,646,696
• − Mortgage interest: −$1,568,435
• − Property taxes: −$420,000
• − Insurance: −$140,000
• − Repairs & maintenance: −$211,736
• − Management: −$211,736
• − Depreciation: −$814,545
• Taxable loss: −$719,756
• Est. tax savings @ 24.0%: +$172,741
• After-tax cash flow: $-58,389/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brookline
• NCES district ID: 2503150
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $97,931
• Composite: 63.51/100
• National rank: #610
• State rank: #29 of 302 in MA

Livability — Brookline

• Score: 84/100
• State rank: #16
• US rank: #704

Category grades

Amenities D+ Commute A+ Cost of living F Crime A+ Employment A+ Housing B- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookline, MA
• County: Norfolk County · 644,082 people
• City population: 76,871
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 31,310
• Household income: $131,963
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 2348.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 737,259 people
• By 2030: 755,213 · +2.4%
• By 2040: 786,961 · +6.7%
• By 2050: 813,019 · +10.3%
• By 2075: 861,214 · +16.8%
• By 2100: 845,063 · +14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Asian 19% Two or more races 9% Hispanic / Latino 6% Black 3%
• Common ancestry: Romanian 5% Scotch-Irish 4% Slovak 3%
• Foreign-born: 31% · China, Canada, South Korea
• Languages at home: 68% English-only · Chinese 7% Other Indo-European 6% Russian/Polish/Slavic 4%

Political lean MEDSL · Norfolk

• 2024 margin: Strong D (+28.8) · D 63.3% · R 34.6% · Other 2.1%
• 2008→2024 swing: +10.2pp toward D · 2008: 18.5pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+36.3 2016: D+27.9 2012: D+16.1 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.39%
• Current HPI: 269.8757
• Rent YoY: ▲ 4.04%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

1 event — show timeline

• 2026-06-10 Listed $28,000,000 MLS PIN